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Full year results 2026 > 10 August 2026 DXC dexus Dexus Convenience Retail REIT Glass House Mountains Northbound Bruce Highway , Glass House Mountains QLD OTR Dexus Asset Management Limited ACN 080 674 479 AFSL 237 500 as responsible entity for Dexus Convenience Retail REIT OTR
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Dexus Convenience Retail REIT acknowledges the Traditional Custodians of the Lands on which o u r b u s i n e s s a n d a s s e t s o p e r a t e , a n d recognises their ongoing contribution to Land, waters and community. We pay our respects to First Nations Elders past and present. Artwork: Changing of the Land by Sharon Smith. Acknowledgement of Country | 2026 Full Year Results2
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3 | 2026 Full Year Results Agenda 01 02 03 04 05 Introduction and highlights Page 4 Financial overview Page 11 Portfolio performance and market dynamics Page 15 Summary Page 23 Appendices Page 26 Glass House Mountains Northbound Bruce Highway, Glass House Mountains QLD
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Glass House Mountains Northbound Bruce Highway, Glass House Mountains QLD | 2026 Full Year Results4 4 Introduction and highlights01
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| 2026 Full Year Results5 43% 20% 15% 13% 9% Commercial Industrial Residential Rural Mixed use & retail Western Australia South Australia Queensland New South Wales Victoria Value # properties $127m 11 $462m 52 $11m 2 $113m 16 $65m 10 911 strategically located assets 608,500 sqm total site area 77% weighted to eastern seaboard2 2.6 million people within 3 km radius3 Strategic national network 1.9 million vehicles passing our sites daily4 69 specialty retail tenancies 1. Includes assets held for sale as at 30 June 2026. 2. By value. 3. GapMaps. Based on 3km radius. 4. Portfolio estimated traffic count data based on portfolio as at 3 0 J u n e 2 0 2 6. Value by zoning (%) 87% of zoning to high value land uses High quality land bank
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| 2026 Full Year Results6 c.$108m divested since 2022 and redeployed into higher returning development and security buy-backs Convenience retail exposure increased by +6 ppts since 2022 Metro/highway exposure increased ~7 ppts via fund-through acquisitions Tenant base expanded from 18 to 62 since IPO (2017) Occupancy maintained above 99% since IPO (2017) No significant lease expiries before 2032+ Met or exceeded guidance since IPO Focused execution against clear portfolio priorities Investment proposition Defensive and growing income – Diverse mix of high-quality national and international tenants – Fixed and CPI linked rental escalators – Long WALE and high occupancy Prudent capital structure – Preserve balance sheet flexibility – Strategic hedging to reduce rate exposure – Maintain disciplined capital allocation, including the securities buy-back Active portfolio management Achieved Progressed – Enhancing portfolio quality through strategic metro and highway exposure – Increasing convenience retail / QSR exposure – Selective asset recycling to support portfolio quality and capital flexibility DXC track record Evidence of execution against each portfolio priority 01 02 03 1. As at the date of this announcement, 10 August 2026. Strategy Secure income, contracted rental growth and disciplined capital allocation Tenant base expanded from 18 to 62 since IPO (2017) Occupancy maintained above 99% since IPO (2017) No significant lease expiries before 2032+ Met or exceeded guidance since IPO c.$108m divested since 2022 and redeployed into higher returning development and security buy-backs Convenience retail exposure increased by +6 ppts since 2022 Metro/highway exposure increased ~7 ppts via fund-through developments Gearing maintained ≤35% (25-40% target range) since June 2022 Weighted average debt maturity maintained above 3.7 years since June 2022 Security buy-back increased from 2.5% to 5%, with 60% of the initial program completed3 avg. price of $2.67 Gearing maintained ≤35% (25-40% target range) since June 2022 Weighted average debt maturity maintained above 3.7 years since J u n e 2 0 2 2 Securities buy-back increased from 2.5% to 5%, with 60% of the initial program completed1 avg. price of $2.67
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| 2026 Full Year Results7 › Three assets divested1 for $8.0m at a premium to book value › Asset sale proceeds expected to be redeployed into accretive securities buy-back › Glass House Mountains Northbound completed - 18 year WALE, 5.8% yield on cost and 17% development project IRR › Development pipeline3 well positioned to support future income and value growth Delivering resilient income growth and enhanced portfolio quality › 30.6% gearing at the lower end of 25-40% target range › Active buy-back program doubled to 5%, with 60% of the initial 2.5% target completed2 FY26 highlights Strong capital position › +3.0% like-for-like income growth › +3.3% average rent review › High occupancy of 99.2% maintained with a 7.6 year WALE › Lease terms agreed across 10 tenancies, including 9 extensions, with minimal incentives Delivered FY26 guidance › FY26 FFO and distributions of 20.9 cps › Delivered in line with guidance, despite higher interest rates Strategic asset recycling Portfolio quality improvement Resilient income growth NTA per security up 6.0% › $27.4m valuation gain › Supported by a liquid direct property transaction market › Embedded rent escalators driving valuation growth 1. Contracts exchanged as at 30 June 2026, with settlement in July and August 2026 2. As at the date of this announcement, 10 August 2026. 3. DXC has agreed to acquire two fund-through developments subject to conditions precedent.
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| 2026 Full Year Results8 73% 5% 8% 2% 12% Fixed review CPI linked review Higher of agreed fixed amount or CPI CPI + fixed increase CPI with 3–5% caps 2% 3% 2% 6% 6% 80% FY27 FY28 FY29 FY30 FY31 FY32+ 27% of income CPI-linked Underpinned by strategic, high quality asset base Resilient income with contracted rental growth High-quality portfolioIncome resilience Contracted growth 86% metro and highway sites Book value by site type (%) No significant lease expiries until 2032+ (% by income) Attractive contracted property rental increases p.a. (% by income) 77% weighted to eastern seaboard 73% income fixed, growing at c. 3.1% p.a. +3.3% average rent review delivered in FY26 99.2% occupancy (by income) 14% income from non-fuel tenants $779m portfolio across 91 assets 87% of zoning to high value land uses 27% linked to CPI 95% income from major national and international tenants 7.6 years WALE (by income) 63% 23% 14% Metro Highway Regional
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| 2026 Full Year Results9 25% 22% 14% 13% 4% 4% 4% 14% Chevron Viva Energy Ampol 7-Eleven Australia BP United Mobil Convenience retail & other non-fuel 1. Source: Company disclosures. 2. Market capitalisation for 7-Eleven and i Holdings. 3. ENEOS Holdings: Tokyo Stock Exchange (TSE) listed (Nikkei 225 constituent). Diversified, large-cap operators with strong covenants › Acquired by 7-Eleven International LLC for $1.7b › Leveraging global retail capabilities to strengthen and expand the Australian network › Acquired OTR & Coles Express for $1.5b, creating an integrated fuel & convenience retailer › Targeting > 5 0 % n o n - f u e l e a r n i n g s , u p f r o m ~ 3 0 % › Acquired EG Australia (471 sites) for ~$1.2b completed June 2026 › Creates scale to accelerate convenience retail and food service earnings growth › Acquired 49 X Convenience sites, now ~1,400 sites nationally › Targeting a doubling of its network by 2030 Large-cap operators investing to expand networks and diversify earnings1 › ENEOS Holdings3 agreed to acquire Chevron's Australia and SE Asia fuel business for ~$3.3b › Expected to complete in 2027, subject to regulatory approval. Caltex brand to be retained and further elevated. 62 tenants Leading operators investing in network expansion, consolidation and earnings diversification Mkt cap: ~A$158bn Mkt cap: ~A$4bn Mkt cap: ~A$34bn Exposure to leading convenience and mobility operators Exposure to leading convenience and mobility operators › 91% of fuel income from large-cap operators $A250bn combined market cap3 14% of income generated from convenience retail and other non-fuel tenants 95% of income from major domestic and international operators 14% of income generated from convenience retail and other non-fuel tenants Income underpinned by large-cap, well-capitalised operators Mkt cap: ~A$45bn2 62 tenant operators Mkt cap: ~A$32bn Mkt cap: ~A$10bn Mkt cap: ~A$5bn Mkt cap: ~A$160bn
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| 2026 Full Year Results10 Delivering measurable sustainability outcomes Aligned to Dexus sustainability strategy Supporting tenants' decarbonisation strategies while capturing opportunities from the long-term shift in the energy mix Embedding climate action within new developments through renewable energy, resource efficiency and climate resilience Creating local connections and amplifying social impact through DXC assets where possible, supporting Dexus's social value aspiration Sustainability initiatives Glass House Mountains Northbound incorporates six operational EV charging bays with capacity for four additional bays, alongside solar, rainwater harvesting, grey-water reuse and modern fuel infrastructure Thornton, NSW completed a physical climate risk assessment to inform adaptation actions and improved asset resilience 1. Covers Scope 1 and 2 emissions across DXC controlled operations as part of the Dexus managed portfolio, which received limited assurance. Net emissions for the 12 months ended 30 June 2026 include offsets purchased and allocated for retirement during the year and up to the date of this announcement. Sustainability performance Maintained net zero position on scope 1 and 2 across DXC controlled operations for FY26 as part of the Dexus managed portfolio1 100% renewable electricity sourced for controlled assets (since 2022) DXC focus DXC initiatives Dexus sustainability strategy
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187 South Pine Rd, Brendale QLD | 2026 Full Year Results11 11 Financial overview02
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| 2026 Full Year Results12 FFO and distributions delivered in line with guidance FY26 financial result Funds from operations FY26 FY25 Change Property FFO ($m) 44.7 44.0 1.5 % Management fees ($m) (4.8) (4.6) 3.3 % Net finance costs ($m) (10.3) (10.1) 2.4 % Other expenses ($m) (0.9) (0.9) (1.6) % FFO ($m) 28.7 28.4 1.0 % FFO (cents per security) 20.9 20.7 1.2 % Distributions (cents per security) 20.9 20.7 1.2 % FFO payout ratio (%) 100.0 % 100.0 % — Balance sheet 30 Jun 2026 30 Jun 2025 Change NTA per security ($) $3.86 $3.64 6.0 % Largely driven by $27.4 million increase in property valuations resulting from contracted rental growth combined with 14bps of capitalisation rate compression Reflects 3.0% like-for-like income growth, partially offset by lower income associated with FY25 divestments Reflects cost of debt increase to 4.8%, up from 4.5% in FY25, reduced by interest savings following divestments in FY25 FFO increase primarily due to like-for-like income growth partly offset by the impact of FY25 divestments Increase driven by positive asset revaluations offset in part by the impact of FY25 divestments
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| 2026 Full Year Results13 Strong capital position, providing flexibility for strategic capital deployment Key metrics 30 Jun 2026 30 Jun 2025 Gearing1 30.6% 29.4% Cost of debt2 4.8% 4.5% Average maturity of debt 4.2 years 4.5 years Average hedged debt (including caps) 66% 72% Total borrowings $240.1m $215.5m Headroom3 $41.8m $50.9m Balance sheet and capital management 1. Adjusted for cash. | 2. Weighted average for the period, inclusive of fees and margins on a drawn basis. | 3. Undrawn facilities plus cash. Interest rate hedging profile Entered into ~$200 million of hedging, improving earnings visibility Strong balance sheet with gearing toward the lower end of 25–40% target range Extended and increased ~$145 million of facilities at lower average margins. No expiries until FY28 139 145 108 3.3% 4.1% 4.6% Average debt hedged (LHS)Weighted average hedge rate excluding margin (RHS) FY27 FY28 FY29 $0m $50m $100m $150m $200m —% 1.0% 2.0% 3.0% 4.0% 5.0% 58% 60% 45%% hedged Average debt hedged as % of 30 June 2026 total debt4 Debt maturity profile (total facility limit) – 18 61 113 60 30 – 18 114 90 45 – 30 June 2026 30 June 2025 FY27 FY28 FY29 FY30 FY31 FY32 $0m $50m $100m $150m $200m Staggered debt maturity profile with no expiries until FY28 Balance sheet capacity to fund buy-back program and development pipeline
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| 2026 Full Year Results14 Property portfolio valuation summary - 30 Jun 2026 Portfolio Properties1 30 Jun 2026 book value ($m) Total reval change ($m) Total reval change (%) Cap rate (%)2 Cap rate 12- month mvmt (bps) Metropolitan 64 $491 $17.5 3.7% 6.10% (9) bps Highway 9 $180 $3.7 2.1% 6.08% (21) bps Regional 18 $108 $6.2 6.1% 6.71% (22) bps Total 91 $779 $27.4 3.6% 6.18% (14) bps Valuation uplift underpinned by contracted rent growth and comparable market transactions Portfolio valuations Capitalisation rate supported by an active direct property market Average cap rate of 6.18%2 was stable in the second half and remains above marginal debt cost Contracted rent growth continuing to drive valuation uplift Recent DXC asset sales support valuation outcomes 3 1. Includes assets held for sale as at 30 June 2026. 2. Includes Glass House Mountains (Northbound) as a stabilised asset and excludes three assets held for sale (1 Wishart Street, Gwelup WA, 1 Flinders Street, Monto QLD and 74 Connor Street, Zilzie QLD). 3. Includes accounting adjustments such as straight-lining of rent and amortisation of lease incentives. 1 1
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OTR - Glass House Mountains Northbound, QLD | 2026 Full Year Results15 15 Portfolio performance and market dynamics 03
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| 2026 Full Year Results16 Recent EV momentum is evident, but fuel-reliant vehicles continue to dominate the fleet Source: VFACTS, CarExpert; Dexus analysis. YTD 2026 data to July 2026. Annual new vehicle sales Australian car sales (m) Cumulative new car sales since 2020 Australian car sales (m) Vehicle energy mix evolving gradually Fuel reliant vehicles Electric vehicles 2017 2018 2019 2020 2021 2022 2023 2024 2025 YTD2026 – 0.2 0.4 0.6 0.8 1.0 1.2 1.4 Fuel reliant vehicles Electric vehicles 2020 2021 2022 2023 2024 2025 – 1.0 2.0 3.0 4.0 5.0 6.0 7.0 8.0 9.0 › EV sales strengthened through H1 2026 › Recent fuel price volatility and tax incentives contributed to growth › Fuel-reliant vehicles continue to dominate the vehicle fleet › ~21m fuel-reliant vehicles on Australian roads versus ~450k EVs › EVs represent ~2% of the total fleet 62 tenant operators
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| 2026 Full Year Results17 Source: Network sizes: company disclosures and trade press. 1. Completion expected in 2027, subject to approvals. Major operators are investing beyond traditional fuel 765 ~86,000 › 150+ AU stores upgraded for expanded food offer › Konbini inspired range launched nationally across all AU stores › My 7-Eleven app offers Fuel Lock, Pay & Go and Velocity rewards › 1,000+ AU stores targeted by 2030 (+c.30% growth) ~382 Caltex network (AU) ~11,000+ sites in Japan › Japan's largest fuel retailer with 11,000+ service stations › Service ecosystem spans car wash, tyres, repairs and vehicle servicing › Charge Plus provides access to 11,000 EV chargers in Japan › Established mobility capabilities r e l e v a n t t o t h e f u t u r e C a l t e x n e t w o r k ~1,700 retail sites (AU) ~2,200 sites (AU/NZ) › Premium highway destinations with QSR, dining, play areas and dog parks › U-GO targeting 170 AU sites over two years, c.270% growth › Early U-GO sites operating 1 2 m o n t h s d e l i v e r e d >50% fuel volume uplift › AmpCharge network expanding across retail and destination sites >1,280 sites (AU) ~1,550 Shell-supplied › 92 QSR licences, including Hungry Jack’s, Guzman y Gomez, Subway, Oporto and Krispy Kreme › Delivery expanded through Uber Eats and DoorDash, with Flybuys extended to OTR › ~25 new OTR stores targeted i n F Y 2 6 › Targeting c.50% of gross profit from convenience and QSR ~1,400 sites (AU) ~21,000 sites worldwide › X Convenience adds 49 sites with coffee, hot food and c o n v e n i e n c e o f f e r s › M&S partnership spans c.300 UK sites, with c.50% retail only transactions › BPme supports fuel payment, food pre-order and loyalty rewards › 290+ AU EV charging bays installed, with a 24 bay airport hub underway sites worldwide 7-Eleven Food retail and digital convenience 765 ~86,000 ENEOS Car care, servicing and mobility ~382 Caltex network (AU) ~11,000+ sites in Japan INCOME BEYOND FUEL Car Wash Car care EV Servicing Last-mile delivery Ampol Destination sites and customer amenities ~1,700 retail sites (AU) ~2,200 sites (AU/NZ) INCOME BEYOND FUEL QSR AmenityFresh food Viva Energy Integrated convenience and QSR platform >1,280 sites (AU) ~1,550 Shell-supplied INCOME BEYOND FUEL bp Food, convenience and digital retail ~1,400 sites (AU) ~21,000 sites worldwide INCOME BEYOND FUEL Food-to-go Convenience EV QSR Fresh food EV EV Coffee CoffeeConvenienceConvenience INCOME BEYOND FUEL Hot food Fresh meals Delivery Convenience Japanese range Self-service Rewards sites (AU) sites worldwide
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| 2026 Full Year Results18 Direct transaction market remains active, with pricing supported by ongoing buyer demand Fuel and convenience transaction market Transaction volumes and average cap rate1 Transaction volumes continue to support market liquidity, broadly in line with the same period last year despite higher interest rates Capitalisation rates remain broadly consistent with 2025, supported by ongoing buyer demand Modern quick-service restaurant (QSR) anchored assets continue to attract strong pricing, supporting DXC’s development pipeline Number of transactions (#) 1. Source: Burgess Rawson, Savills. Average yield (%) 35 35 48 52 72 35 40 47 43 50 81 52 59 24 23 58 61 H1 H2 Average yield (%) 2018 2019 2020 2021 2022 2023 2024 2025 2026 — 20 40 60 80 100 120 140 4.0% 4.5% 5.0% 5.5% 6.0% 6.5%
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| 2026 Full Year Results19 Enhancing portfolio quality with an 18-year WALE and diversified tenant mix Glass House Mountains Northbound completed Fully operational and income generating Viva Energy / OTR and Hungry Jack’s are now trading, completing the tenancy mix alongside McDonald’s, KFC and Guzman y Gomez Diversified income supported by an 18-year WALE 18-year WALE supported by a diversified mix of convenience retail and QSR income 17% IRR1 achieved and 5.8% yield on cost Modern, fully leased highway convenience asset delivering resilient income and long-term value creation Embedded sustainability and customer amenity Includes six operational EV charging bays with capacity for four additional bays, rooftop solar, rainwater harvesting and grey-water reuse initiatives Completed Glass House Mountains, Northbound $25m project cost 5.8% yield on cost Development metrics 18 year WALE 43% QSR income 17% IRR1 1. Development project IRR.
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| 2026 Full Year Results20 Development pipeline improving portfolio quality Fund through structures provide income certainty with potential development profit upside 1. Subject to final lease agreements. 2. DXC has agreed to acquire two fund-through developments subject to conditions precedent. Indicative project timing Site Site classification Estimated project cost Estimated yield on cost Estimated WALE on completion Status FY27 FY28 FY29 1H 2H 1H 2H 1H Glass House Mountains Northbound (Stage 1) Highway $25m 5.8% 18 yrs Completed Fund through acquisition 1: Mayfield, NSW (Newcastle) Metro c. $35m (combined) c. 5.5-6% (combined) c. 15yrs (combined)1 Exchanged2 Fund through acquisition 2: Bulahdelah, NSW (Mid North Coast) Highway Glass House Mountains Southbound (Stage 2) Highway c. $35m c. 5-6% >15 yrs1 Uncommitted & subject to approval
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| 2026 Full Year Results21 Recycling, development and acquisitions have improved portfolio quality Strategic portfolio evolution Recent portfolio curation activity FY22 – FY26 divestments Redeployment to development pipeline1 Enhanced portfolio metrics1 +19% increase in average site area +1.1 years -24% decrease in average asset age ~7% increase in highway and metro locations +17% increase in average traffic exposure +6 ppts increase in convenience retail income c. $108 million2 in divestments 252 assets sold c. $95 million development pipeline1 4 assets in development pipeline1 1. Includes Glass House Mountains Northbound $25 million project costs (fully operational from 1 July 2026), two fund-through acquisitions (which are subject to conditions precedent) and uncommitted projects. 2. Includes three held for sale assets as at 30 June 2026: 1 Wishart St, Gwelup WA, 1 Flinders St, Monto QLD and 74 Connor St, Zilzie QLD. Delivering an enhanced, resilient m e t r o a n d h i g h w a y - f o c u s e d p o r t f o l i o enhancement to WALE (by income)
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| 2026 Full Year Results22 Value-accretive development improving portfolio quality and resilience Positioning the portfolio for long-term resilience Indicative portfolio profile following full delivery of the development pipeline ~90%1 of portfolio Flexible land use 9 8 % h i g h - v a l u e z o n i n g supports future flexibility 80% exposed to >10,000 cars/day corridors Metro portfolio (60%1) Highway portfolio (30%1) Regional portfolio ~10%1 of portfolio Retail growth upside 21%2 of income from convenience retail + further upside Significant traffic volumes Heavy vehicle demand Supported by strong truck and logistics corridors Large, diversified sites 26%2 of income from convenience retail Strong characteristics Strategic long term holds Large sites, long-leases, retail offering beyond fuel Majority retained for long-term attributes Disciplined selection criteria Scale, demand and quality tenants required 1. By value, following full delivery of the development pipeline, including fund-through acquisitions and uncommitted projects. 2. Includes income generated by the sites from sub-tenants. >25,000 cars/day across prime highway locations High traffic exposure
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| 2026 Full Year Results23 Cnr Weakleys & Glenwood Drives, Thornton NSW 23 Summary 04
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| 2026 Full Year Results24 1. Based on the closing security price as at 7 August 2026. 2. Tax deferred position as at 30 June 2026. The tax-deferred proportion of distributions is inherently variable and may fluctuate materially between years. Past percentages should not be relied upon as an indication of future tax outcomes. High income, secure cashflows and value upside Why DXC? Attractive value Quality portfolio at a discount ~30.8% NTA discount1 Prime real estate Strategic locations, high-value zoning, strong traffic volumes Market support Active direct property market supports book values Below underlying asset value Long leases to blue chip tenants 7.6yr WALE Long leases, >99% occupancy Quality tenants 95% of income from leading national and international tenants Cash conversion Secure income Double net and triple net leases with minimal capital requirements Strong yield One of the highest-yielding in the sector ~7.8% yield1 Attractive income premium Paid quarterly Regular, predictable income Tax effective ~33%2 tax-deferred distributions
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| 2026 Full Year Results25 Outlook and guidance Positioned to deliver defensive income with contracted rental growth and minimal near-term expiries providing high income visibility Currently trading at circa 30.8% discount to NTA1 and a 7.8% distribution yield1 1. Based on the closing security price as at 7 August 2026. 2. Based on property income growth and current interest rate expectations. Distributions are expected to be modestly above 100% of FFO, with the payout ratio expected to normalise as contracted income growth is delivered. Consistent with DXC's income-led proposition, DXC has updated its distribution policy to target a payout ratio of 95-110% of FFO, providing flexibility to maintain distributions in FY27 as the Fund transitions to a higher interest rate environment. Continue disciplined capital allocation including the value accretive securities buy-back, which was recently increased to 5% of securities on issue McDonald's Glass House Mountains Northbound, QLD FY27 guidance: Barring unforeseen circumstances, DXC is expected to maintain its distributions of 20.9 cents per security2 [Continue disciplined capital allocation including the value accretive securities buy-back], which was recently upsized 5% of securities on issue buy-back program is ongoing, with 60% of initial 2.5% target securities acquired to date1.
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485 Balfour Street, Southern River WA | 2026 Full Year Results26 26 Appendices 05
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| 2026 Full Year Results27 2% 3% 2% 6% 6% 15% 9% 11% 22% 9% 2% 2% —% 1% 9% FY27 FY28 FY29 FY30 FY31 FY32 FY33 FY34 FY35 FY36 FY37 FY38 FY39 FY40 FY41+ Strong income visibility with limited near-term expiries Lease expiry profile DXC WALE 7.6 years Lease expiry % by income
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| 2026 Full Year Results28 Fuel demand remains resilient despite cost-of-living pressures and evolving transport trends Australian fuel sales Structural diesel demand keeps volumes stable Sales volumes of petroleum products (megalitres, thousands)1 1. Australian Government Department of Climate, Energy, the Environment and Water, Dexus Research. Projected June-26 sales. 2. Australian Institute of Petroleum, average of petrol and diesel terminal gate prices and average retail price. Fuel margins remain elevated above historical averages National average retail price and margin2 cpl Diesel oil Automotive gasoline LPG automotive use Total FY17 FY18 FY19 FY20 FY21 FY22 FY23 FY24 FY25 FY26 — 10,000 20,000 30,000 40,000 50,000 60,000 National avg retail price cpl (LHS)National avg retail margin cpl (RHS) FY17 FY18 FY19 FY20 FY21 FY22 FY23 FY24 FY25 FY26 — 50 100 150 200 250 — 2 4 6 8 10 12 14 16 18 20
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| 2026 Full Year Results29 FY26 divestments Property Settlement 1 Wishart Street, Gwelup WA July 2026 74 Connor Street, Zilzie QLD August 2026 1 Flinders Street, Monto QLD August 2026 $8.0m divested in FY26 at an average 1.4% premium to prior book value1 DivestedDivestedDivested 1 Flinders Street, Monto, QLD 74 Connor Street, Zilzie, QLD 1 Wishart Street, Gwelup, WA 1. Contracts were exchanged in FY26 with settlement post 30 June 2026.
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| 2026 Full Year Results30 FFO reconciliation $’000 30 Jun 2026 30 Jun 2025 Statutory net profit / (loss) after tax for the period 56,402 39,374 Adjusted for: Net fair value (gain) / loss on investment properties (27,356) (16,648) Net fair value (gain) / loss on derivatives (1,074) 6,836 Incentive amortisation and rent straight-line (867) (2,679) Debt modification 466 1,215 Rental guarantees, coupon income and other 1,160 349 FFO 28,731 28,447 Distribution declared 28,668 28,447 Weighted average securities on issue (‘000) 137,468 137,757 Payout ratio1 100 % 100% Distribution (cents per security) 20.9 20.7 FFO (cents per security) 20.9 20.7 1. Payout ratio = Distribution per security divided by FFO per security.
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| 2026 Full Year Results31 Consolidated profit & loss statement $’000 FY26 FY25 Net property income1 45,209 46,445 Interest income 85 102 Total revenue 45,294 46,547 Management fees (4,796) (4,641) Finance costs (11,584) (11,412) Corporate costs (942) (932) Total expenses (17,322) (16,985) Net operating income 27,972 29,562 Fair value gain/(loss) on derivatives 1,074 (6,836) Fair value gain/(loss) on investment properties 27,356 16,648 Net profit/(loss) after tax 56,402 39,374 1. Includes straight lining of rental income.
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| 2026 Full Year Results32 Consolidated balance sheet $’000 FY26 FY25 Cash and cash equivalents 2,211 2,396 Investment properties1 778,919 728,410 Other assets 7,204 5,631 Total assets 788,334 736,437 Borrowings (240,129) (215,507) Provisions (9,263) (9,325) Other liabilities (14,915) (9,762) Total liabilities (264,307) (234,594) Net assets 524,027 501,843 Stapled securities on issue (‘000) 135,674 137,757 NTA per security ($) 3.86 3.64 1. Includes properties classified as held for sale.
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| 2026 Full Year Results33 Glossary Cap rate The rate at which the annual net income from an investment is capitalised to ascertain its capital value at a given date. Cents per security (cps) The measure used to express FFO or distributions for each unit owned by a security holder. Cost of debt The average interest rate paid across all borrowings, including fees and margins. Distribution yield (%) Annual distributions expressed as a percentage of the current security price. Funds from Operations (FFO) FFO is in line with Property Council of Australia definition and comprises net profit/loss after tax attributable to stapled security holders, calculated in accordance with Australian Accounting Standards and adjusted for: property revaluations, derivative mark-to-market impacts, fair value movements of interest bearing liabilities, amortisation of tenant incentives, gain/loss on sale of certain assets, straight line rent adjustments, non-FFO tax expenses, certain transaction costs, one-off significant items, rental guarantees and coupon income. FFO Payout ratio (%) Percentage of FFO that is distributed to security holders. Gearing Drawn debt less cash divided by total tangible assets less cash. Like-for-like income growth Rental income growth across properties held throughout both periods, excluding developments, acquisitions or disposals. Net Tangible Assets (NTA) per share Total net assets less goodwill, divided by total securities on issue. Occupancy (%) Percentage of portfolio leased to tenants, measured by income or by area. Portfolio value The value of all investment properties excluding cash and other assets. Quick service restaurant (QSR) A food outlet that provides fast service and high customer turnover. Rent review A periodic review of rental under a lease using a predetermined method. Can be fixed, CPI-linked, market review or another agreed methodology. Weighted Average Lease Expiry (WALE) A measure in years of the average term to expiry of in-place rent. Includes vacancies. Yield on cost (%) The stabilised net income generated by a project expressed as a percentage of total project cost.
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| 2026 Full Year Results34 Important information Dexus Asset Management Limited (ACN 080 674 479, AFSL 237500) ("Responsible Entity") is the responsible entity of the Dexus Convenience Retail REIT (ASX: DXC) (“DXC” or “Fund”) and issuer of stapled securities in the Fund. The Fund comprises three registered schemes, Convenience Retail REIT No.1 (ARSN 101 227 614), Convenience Retail REIT No.2 (ARSN 619 527 829) and Convenience Retail REIT No.3 (ARSN 619 527 856). The Responsible Entity is a wholly owned subsidiary of Dexus (ASX: DXS). This document has been prepared for informational purposes only and is not an offer, solicitation, or invitation to invest in the Fund. The information in this document, including, without limitation, any forward-looking statements, or opinions (“Information”), may be subject to change without notice. Any forward-looking statements or opinions are based on estimates and assumptions related to conditions such as future business, economic, market, political, social or other conditions, that are inherently subject to significant uncertainties and risks. Actual results may differ materially from those predicted or implied by any forward-looking statements or opinions for a range of reasons. While care has been taken in the preparation of this document, the Responsible Entity, Dexus, their related bodies corporate and their officers, employees and advisers make no representation or warranty, express or implied, as to the currency, accuracy, reliability or completeness of the Information. The Information should not be considered to be comprehensive or to comprise all the information which an investor or potential investor may require in order to determine whether to invest or deal in stapled securities in the Fund. Before acquiring or to continuing to hold stapled securities in the Fund, investors should consider information about the Fund in periodic and continuous disclosure materials (“Disclosure Materials”). The Disclosure Materials contain important information, and it is important that investors read the Disclosure Materials before making an investment decision about the Fund. The Disclosure Materials are available from the Responsible Entity by visiting www.dexus.com/dxc by emailing ir@dexus.com or by phoning +612 9017 1330. This document has been prepared for the purpose of providing general information, without taking account of any particular investor’s objectives, financial situation or needs. Investors should, before making any investment decisions, consider the appropriateness of the information in this document, and seek professional advice, having regard to their objectives, financial situation and needs. The repayment and performance of an investment in the Fund (including any particular rate of return referred to in this document) is not guaranteed by the Responsible Entity, Dexus, any of their related bodies corporate or any of their officers, employees and advisers. This investment is subject to investment risk, including possible delays in repayment and loss of income and principal invested. Past performance is not a reliable indicator of future performance. All currency figures are expressed in Australian dollars (AUD) unless otherwise specified. This document may not be distributed to any person in any jurisdiction outside Australia where it would be contrary to applicable laws, regulations or directives. Due to rounding, any numbers presented throughout this presentation may not add up precisely to the totals provided and percentages may not precisely reflect the absolute figures.